The areas that I have decided to focus on are Hickory Hill and Germantown (zips 38115 and 38141).

For example, where I live, which is adjacent to Beverly Hills, Bel Air Zips/West LA, these suburbs I think will continue where the boomers left off.

Zip. 

I'm finding tons of inexpensive homes in the zip codes mentioned above, but having trouble finding sold info.

This is unique to VA, most other loan programs have higher loan limits with higher unit counts.EDIT: Oh, that zip code isn't the Bay Area proper. $400,200 is the loan limit up there.

If so, any suggestions on where/zip codes that we should look into?

I'm looking for a neighborhood or zip code classification rated from A-D, similar to this one created for Cleveland https://www.biggerpockets.com/blogs/4704/42419-cle...I haven't found anything on Indianapolis.

The critical consideration in these markets will be to find zip codes where the population is growing, because zip codes in which the population is declining will result in declining values over time and perhaps declining rents as well.I've always liked Albany as a market, though I have not invested there because there is very limited product in the larger multifamily space.  

But I feel its in a bad neighborhood (Independence Plaza east of downtown KC; zip code 64127) and want to be careful.  

Go to RentJungle.com and do a search in that zip code to determine what other units are renting for4.